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Home My WebLink Aboutagenda.hpc.19910828 AGENDA HISTORIC PRESERVATION COMMITTEE August 28, 1991 REGULAR MEETING SECOND FLOOR MEETING ROOM 5:00 I. Roll call and approval of July 10, 1991 minutes and August 14, 1991 minutes/yo E-73*:tk /2Â«v.---- 1- 0/7 Â£.vo Ct__ 9-,L-4,-4 f.'99 lj~'tof,- '' ,ftio<~ '~ -*ul (~2...... 4 (6 41470346= II. Committee Membar &Â·Staff Comments III. OLD BUSINESS 5:10 A. Conceptual Development Extension: 409 E. Hopkins J < IV. NEW BUSINESS 5:25 A. Vested Rights Resolution 10, 1991 - 442 W. Bleeker Pioneer Park. Lot 1 - Public Hearing /6)2 . 2/ 7 21 5:40 V. COMMUNICATIONS A. Project Mgnitoring f k 4 4-. bn"4 1 - 6 tz (.Ct d -U j. .4 97 . 5:55 VI. WORKSESSION 1 A. Historic Inventory Re-evaluation 6:30 VII. ADJOURN Tri-- - (X ) MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Conceptual Development approval extension: 409 E. Hopkins St. Date: August 28, 1991 SUMMARY: The applicant is requesting an extension to July 24, 1992 of the Conceptual Development approval for the proposed proj ect 409 E. Hopkins pursuant to Section 7-601(F)(3)(c). Should the HPC approve this request, the deadline for submission of a Final Development Plan would be prior to the expiration of that extension date. STAFF RESPONSE: The applicable section of the Land Use Regulations states: "Application for a Final Development Plan shall be filed within one(1) year of the date of approval of a Conceptual Development Plan. Unless an extension is granted by the HPC, failure to file such an application shall render null and void the approval of a Conceptual Development Plan previously granted by the HPC." This language does not specify how long the HPC may approve a Conceptual Development extension for, nor how many extension approvals may be granted by the HPC. In the past, staff has recommended extensions for periods no longer than six months, however, the HPC granted two six month extension on the 612 W. Main project prior to the Final Development approval being finalized. This project received a sixty day extension on July 10 of this year. The applicant had anticipated filing for Final Development approval prior to the expiration of that extension, however, have changed their minds for apparent economic and market considerations. That extension has expired, and they are requesting a one year extension from the date of the expiration of the original Conceptual Development approval (approximately July 25, 1991). The downside to the HPC granting such a lengthy extension of a conceptual application of a commercial GMQS project lies in potential changes in development policy as a result of the revised community master plan. Currently this parcel is partially undeveloped, if you are to consider the sculpture garden "open space". The HPC may wish to grant an extension fox six months, 1 which bears a relationship to the amount of time anticipated to completed the Aspen Area Community Plan. Some discussion has been given to the protection against loss of pocket parks and open space within the city. Please refer to the applicant's request letter regarding their sincere intent on developing the parcel. They have already purchased affordable dwelling units to meet a large portion of their employee housing requirements. RECOMMENDATION: The Planning Office recommends that the HPC grant a six (6) month extension effective from today's action (to February 28, 1992, for the Conceptual Development approval of the project at 409 East Hopkins. memo.hpc.409eh.exten 2 , LAW OFFICES KRABACHER, HILL & EDWARDS Abc 21 PROFESSIONAL CORPORATION JEROME PROFESSIONAL BUILDING 201 NORTH MILL STREET ~ ASPEN, COLORADO 81611 B. JOSEPH KRABACHER TELEPHONE THOMAS C. HILL (303) 925-6300 JOSEPH E. EDWARDS, 111 (303) 925-7116 TELECOPIER OF COUNSEL (303) 925-1181 JOSEPH E. EDWARDS, JR. August 19, 1991 Ms. Roxanne Eflin Aspen/Pitkin County Planning Office 130 South Galena Street Third Floor Aspen, Colorado 81611 Re: 409 East Hopkins - Extension of Conceptual Development Approval Dear Roxanne: This letter is written to request an extension of the conceptual development approval for 409 East Hopkins, Aspen, Colorado. At the present time, the owner of the project has determined that the soft rental and real estate markets do not justify building the project yet. We would like to request an extension of ten months. As you may recall, the project received a sixty day extension on July 10, 1991. We would like to request ten months to give the owner sufficient time to proceed with the project. I realize that the Historic Preservation Committee ( "HPC") has typically granted six month extensions and has on several occasions granted two six month extensions. Accordingly, we would like to receive a full year (including the previous sixty day extension) so that we do not have come back in another six months to ask for an additional extension. The previous conceptual development approval should have expired on or about July 25, 1991, so we are requesting an extension to July 24, 1992. As you may know, the owner of this project has purchased the Smuggler Apartments and donated them to Pitkin County to satisfy the employee housing requirements. This indicates that the owner is serious about developing the project or it would not have spent the approximately $925,000 to purchase the Smuggler Apartments. Should you need any additional information or documentation to support this request, please let me know and I will provide it immediately. Thank you for your assistance in this matter. If you have any questions, please feel free to give me a call. Very truly yours, KRABACHER, HILL & EDWARDS, P.C. By: B. Jos~ Krabacher BJK/kt/eflin enclosures as recited CC: Kandycom, Inc. Richard S. Cohen, Esq. J li MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Vested rights resolution for Pioneer Park, Lot 1 Date: August 28, 1991 SUMMARY: Pursuant to Section 6-207 of the Land Use Regulations, site specific development plans approved by the HPC are eligible for 3-year vesting should the applicant request same. Les Kaplan is requesting the HPC approve his vesting request for Lot 1, Weaver Subdivision (Pioneer Park). Three year vested rights approval is allowed under Colorado State Statute, which is made official upon the approval and publication of a resolution by (in this case) the Historic Preservation Committee. RECOMMENDATION: The Planning Office recommends the HPC adopt Resolution #10, Series of 1991, granting three-year vested rights approval for 442 West Bleeker Street, Lot 1, Weaver Subdivision, also known as Pioneer Park. Additional comments: memo.hpc.resp.442wb RESOLUTION NO. 10 (Series of 1991) A RESOLUTION OF THE ASPEN HISTORIC PRESERVATION COMMITTEE VESTING THE SITE SPECIFIC FINAL DEVELOPMENT PLAN FOR 442 WEST BLEEKER STREET, "PIONEER PARK", LOT 1, WEAVER SUBDIVISION. WHEREAS, Lester M. Kaplan has submitted Final Development plans on behalf of John F. Weaver and Mary Parker Weaver to the -4Â» Aspen Historic Preservation Committee for approval of the site specific development plan at 442 West Bleeker St., Lot 1, Weaver Subdivision, City of Aspen, Colorado; and WHEREAS, the Aspen Historic Preservation Committee finds that the Final Development proposal constitutes the site specific development plan for the property, and; WHEREAS, the applicant has requested that the development rights for said property, as defined and approved by the Aspen Historic Preservation Committee with conditions in the site specific development plans, be vested pursuant to Section 6-207 of the Aspen Municipal Code; and WHEREAS, the Aspen Historic Preservation Committee desires to vest development rights in the 442 W. Bleeker Street (Lot 1, Weaver Subdivision) site specific development plans with conditions pursuant to Section 6-207 of the Municipal Code of the City of Aspen for a period of three (3) years from the effective date hereof. NOW, THEREFORE, BE IT RESOLVED BY THE ASPEN HISTORIC PRESERVATION COMMITTEE OF THE CITY OF ASPEN, COLORADO: - Resolution No. 91- Page 2 Section 1 The Aspen Historic Preservation Committee of the City of Aspen, as a consequence of its approval of the site specific development plan, and pursuant to Section 6-207 of the Municipal Code of the City of Aspen, Colorado, hereby vests development rights in 442 West Bleeker Street, Lot 1, Weaver Subdivision, City of Aspen, Colorado, for a period of three (3) years from the effective date hereof. Any changes to the Final Development plans as approved by the HPC shall be submitted for review and approval (prior to the issuance of a building permit or change order). Failure to abide by any of the terms and conditions attendant to this approval shall result in the forfeiture of said vested property rights. Section 2 The approval granted hereby shall be subject to all rights of referendum and judicial review; except that the period of time permitted by law for the exercise of such rights shall not begin to run until the date of publication of this resolution following its adoption. Section 3 Zoning that is not part of the site specific development plans approved hereby shall not result in the creation of a vested property right. 2 Resolution No. 91- Page 3 Section 4 Nothing in this approval shall exempt the site specific development plan from subsequent reviews and approvals required by this approval of the general rules, regulations and ordinances of the City of Aspen provided that such reviews and approvals are not inconsistent with this approval. Section 5 The establishment of a vested property right shall not preclude the application of ordinances or regulations which are general in nature and are applicable to all property subject to land use regulations by the City of Aspen including, but not limited to, building, fire, plumbing, electrical and mechanical codes. In this regard, as a condition of this site specific development approval, the applicants shall abide by any and all such building, fire, plumbing, electrical and mechanical codes, unless an exemption therefrom is granted in writing. Section 6 If any section, subsection, sentence, clause, phrase or portion of this resolution is for any reason held invalid or unconstitutional in a court of competent jurisdiction, such portion shall be deemed a separate, distinct and independent provision and shall not affect the validity of the remaining portions thereof. 3 Resolution No. 91- Page 4 Section 7 Nothing in this resolution shall be construed to affect any right, duty or liability under any ordinance in effect prior to the effective date of this resolution, and the same shall be continued and concluded under such prior ordinances. APPROVED by the Aspen Historic Preservation Committee at its regular meeting on August 28, 1991 By William J. Poss, Chairman Aspen Historic Preservation Committee ATTEST: Kathy Strickland, Assistant City Clerk hpcreso.442wb 4 Re KAPLAN COMPANY July 31, 1991 Aspen Historic Preservation Committee c/o Roxanne Eflin, Historic Planner Aspen Planning Department Aspen, Colorado 81611 RE: Vesting Request Lot 1, Amended Weaver Subdivision Roxanne: At its May 29, 1991 meeting, the HPC unanimously approved my application for Final Review of significant historic development on the above-referenced property, which development involved additions and alterations to existing structures on this pro- perty. This property is more specifically identified as follows: Address: 442 West Bleeker Street Aspen, Colorado 81611 Legal: Lot 1, Weaver Subdivision, according to the Plat thereof recorded in Plat Book 12 at Page 58, and Amended Plat for Weaver Subdivision recorded in Plat Book 20 at Page 1. The property is currently owned by John F. and Mary Parker Weaver. As indicated at this HPC meeting by myself as project applicant and Jack Warner, a representative for the Weavers, this renovation project was intended to commence as early this Summer as possible, hopefully during July. This was one reason for the "special" HPC meeting to consider Final Approval. Construction documents were sub- mitted to the Building Department on June 19, financing has been arranged, a general contractor selected, and the project was fully bid with sub-contractor commitments. As you know, on April 10, 1991 a lawsuit was filed by Chester Firestein whose house overlooks Lot 2 of this subdivision. The defendents include the City of Aspen, the Weavers and myself, and the lawsuit alleges, among other things, that the Weaver Subdivision was improperly created, is therefore a nullity, and Lots 1 and 2 simply do not exist. After extensive discussions with my attorney and that of the Weavers, I have concluded that the ramifications from the mere existence of this lawsuit could have extremely damaging ramifications on the marketing efforts and sale of the completed Lot 1 project. This lawsuit casts the appearance of such potentially 1060 Sailors Reef â€¢ Fort Collins, Colorado 80525 â€¢ 303/226-6819 Aspen Historic Preservation Committee - July 31, 1991 Page 2 grave uncertainties regarding the very existence of Lot 1 that the risks of pro- ceeding with this project in the midst of such a stigma are too great. Innumerable people have been adversely impacted by what will hopefully be only a commencement delay until the next construction season this Spring. At this time, I need to be assured that the three (3) year vesting of the Lot 1 project approval is in place. I understand from our July 30 phone conversation that this should be "no problem" and that you will publish the appropriate public notice in time for the August 28, 1991 public meeting of the HPC. I am attaching a copy of the January 30, 1991 letter from the former attorney for the Weavers, Bob Hughes, authorizing me to submit plans regarding Lot 1 to the HPC. The current Weaver attorney, Charles Willman, is on vacation until next week, and, if you require, I will obtain a similar authorization from him for the purposes of this vesting request. Thank you for your cooperation in this matter and please advise me immediately of any problems or need for additional information. Very truly yours, 94.4 -4-pu Lester M. Kaplan CC: Charles Willman Jack Warner Joe Krabacker E. LETTER AUTHORIZING APPLICATION LAW OFFICES OATEIS, HUGHES & KNEZEVICH PROFESSONAL CORPOR-TION THIRD FLOOR ASPEN PLAZA BUILDING 533 EAST .OPKINS AVENUE LEONARD M OATES ASPEN COLORADO 81611 AREA CODE 303 ROGERTW HUGHES TELEPHONE 920-1700 RICHARD A. KNEZEVICH TELECOPIER 920-t121 JOHN M ELY OF COUNSEL. JOIN THOMAS KELLY January 30, 1991 Aspen Historic Preservation Committee 130 S. Galena Aspen, CO 81611 Re: Lot 1, the Weaver Subdivision Dear Committee Members: We represent John F. and Mary Parker Weaver, the owners of the above referenced property ("Property") and on their behalf have been asked to advise you that the contract vendee of the Property, Lester M. Kaplan, has the permission of the Weavers to submit, and the Weavers do hereby confirm their consent to the submission by Kaplan to and for the consideration of the Aspen Historic Preservation Committee of, his plans for the renovation of the Property. Since~ely, 1 8 OATES~ HUGH,ES f & *EZâ‚¬yIpH, P. C. Attorheys jlor IJopln F,1 ~hÂ·10 Mary Park~ Weater\, (, . 0 r g r 1 By: \ A /94 1 't W.\HuÂ¢!ies- ~ RWH/cre Page 6 f/ -f MEMORANDUM To: Aspen Historic Preservation Committee From: Roxanne Eflin, Historic Preservation Officer Re: Inventory Re-Evaluation: Report from consultants Date: August 28, 1991 SUMMARY: The attached report is the work of Andrews and Anderson, a consultant due from the Denver area, hired by the Planning Office to assist in completing the re-evaluation of the Aspen Inventory of Historic Sites and Structures. Please review this report carefully, and be prepared to discuss all aspects of it, including the revised ratings proposed for some parcels. You may not agree with some of the recommendations made in the report, which is fine. This document is to serve as a starting point for discussion and adoption. Pursuant to Section 7-709 of the Land Use Regulations, and CLG criteria, the City is to re-evaluate its historic inventory a minimum of once every five years. The last time this occurred was 1986, when the numerical rating system went in place. The numerical system has been found to be cumbersome and political, and is now unnecessary as land use regulations have been amended to require HPC approval for the demolition, partial demolition or relocation of any structure listed on the Inventory. This worksession has been called to determine the following aspects of the official adoption process of the revised Inventory: 1) How would the HPC prefer to solicit and receive public input? 2) How would the HPC like to review each property form for completeness, accuracy and rating? 3) How should the finished document be published for best use by the community? memo.hpc.inventory.report 1 A REPORT ON 1991 INVENTORY OF HISTORIC SITES AND STRUCTURES tit . 1 I .: ./ , 5.: <-~ It '' I /1- i.,>:~~:,~61 1 T2~ft'llÂ®11Â¢114! J y' ASPEN Â· COLORADO 1 1 1 J 3 I -i ANDREWS & ANDERSON 1 *rgÂ·: 0-1 Andrews & Anderson 806 Partridge Circle Golden, Colorado 80403 303-278-4378 i July 8, 1991 Ms. Roxanne Eflin Planning/Historic Preservation Officer City of Aspen Planning Department 130 South Galena Street Aspen, Colorado 81611 Dear Roxanne: With this transmittal, we conclude the work performed by Andrews & Anderson for the 1991 update of Aspen's Inventory of Historic Sites and Structures. Accompanying this letter, you will find the following: 1. the remaining forms from the Ute Avenue Area, Smuggler Mountain, East Aspen Townsite, the area west of Castle Creek, Hallam Lake and the Commercial Core, all of which have now received their final review and which are ready for final typing (for this portion 4 of the project) 2. catalogued negatives for all photos taken by Andrews & Anderson (rolls ASP-A through ASP-H and ASP-K through ASP-U) and catalogued negatives for three rolls taken by one of your Commissioners (roll 1 - Hallam Lake and rolls CC-1 and CC-2 - Commercial Core) 3. a copy of the 1893 Bird's Eye View of Aspen 4. two maps of the 1980 Inventory of Historic Sites and Structures and one map of the 1986 update 5. the 3-ring binder which includes copies of most of the National Register forms on Aspen 6. a final report which outlines our methodology, findings, and recommendations and which includes a master list of the inventoried sites 7. our final invoice for the project 8. the Main Street District forms, which were mistakenly sent back to us in this last batch of forms Please let us know if you need any additional interpretation of the enclosed information. Although the scope of our work on this project was of a limited nature, we have given our recommendations careful consideration in the context of Aspen's sometimes exceptional historic resource and its current economic realities. Once again, thank you for getting us involved in the update, for your hospitality, and for the opportunity to work in a very unique mountain community. If any future projects aim in the direction of our expertise, we would be delighted to be considered for them. Sincerely, ,Â»'.4/1,4,#gs 1 Deborah Andrews Nanon Adair Anderson AIA 1. .. CONTENTS page METHODOLOGY 1 SUMMARY OF DATA & OBSERVATIONS 2 RECOMMENDATIONS 3-4 SAMPLE FORM (A&A PURVIEW) 5-6 VERIFIED DEMOLISHED BUILDINGS 7 RECOMMENDED "DROPS" FROM THE INVENTORY 8 1991 MASTER LIST 9-15 1 . 4.- -I . .1,Â· 7 +14 6 . 9,1.. METHODOLOGY In January of 1991, the architectural studio of Andrews & Anderson was retained by the City of Aspen to update specific information for tile 1991 Aspen Inventory of Historic Sites and Structures. In sum, the 1991 Inventory was to survey all properties which were previously listed on the 1980 Inventory of Historic Sites and Structures and the 1986 Inventory Update, and was to identify and inventory any new sites noticed during the course of the field survey. It was Aspen's responsibility to combine 1991 survey data, collected by A & A with previously-recorded inventory information on a new, more comprehensive inventory form created by the Aspen Historic Preservation Office. The specific portions of the new form for which Andrews & Anderson had responsibility are highlighted on a blank form on pages 5-6. 4 In general, the purview of Andrews & Anderson included field survey and photography for approximately 300 sites in 10 geographically-distinct areas of the City and its environs. The 10 areas included: the Community Church district, the Commercial Core Historic District, East Aspen Townsite, Hallam Lake, tile Main Street Historic District, Shadow Mountain, Smuggler Mountain, Ute Avenue, the area west of Castle Creek, and the West End. For each site, Andrews & Anderson provided the following: 1. photography and photo-cataloguing 2. architectural and/or site description 3. USGS topographic map location 4. field survey information on the extent of site and/or architectural modifications 5. a recommendation* for a 1991 local significance rating , The process listed below describes the order of work undertaken during the course of the project: 1. initial recoonnaisance and photography of the sites is performed by Andrews & Anderson 2. architectural and/or site descriptions are checked for accuracy and consistency back at the Golden, Colorado i studio of Andrews & Anderson; photographs and negatives are labeled according to Colorado Historical Society standards; reviewed forms and attached photographs are returned to Roxanne Eflin, Historic Preservation Officer for Aspen/Pitkin 3. in Aspen: forms are entered onto the computer file; data from previous inventories (i.e. 1980 and 1986) is entered onto the same file 4. forms are returned to Andrews & Anderson for a second check; AkA reviews the portion of the forms for which they are directly responsible before returning the forms to Aspen for final typing of this phase of the project Andrews & Anderson recognizes that through the above-stated process, a major portion of the 1991 Aspen Inventory of Historic Sites and Structures was accomplished. It is important to note that there is still research and coordination to be undertaken, outside of A & A's purview, before the Inventory is complete. Recommendations for completing the Inventory may be found on pages 3-4. * The definitions for local ratings on the 1980 and 1986 inventories varied slightly, but it was agreed between the Historic Preservation Officer and Andrews & Anderson that the following rating system be employed for the 1991 Inventory: O Significant: listed on or maybe eligible for the National Register 6 Contributing: resource has maintained historical or architectural integrity O Supporting. resource has maintained some element(s) of its historical integrity and in general, is "retrievable" with substantial effort 1 1 1 r.. '1" SUMMARY OF DATA AND OBSERVATIONS The 1991 Aspen Inventory of Historic Sites and Structures yielded survey forms representing a total of 267 properties which remain on, or were recommended to be added to, the inventory. This is a net decrease of 4 from the 1986 inventory count of 273 forms*. The following is a breakdown of the 307 sites surveyed by Andrews & Anderson: 234 revisions and upgrades of the 1986 Inventory Update forms -32 recommended for addition to the Inventory 266 SUBTOTAL 1 15 recommended Inventory "drops â€ž** (see page 8); (Andrews & Anderson recommendations) 28 verified demolitions (see page 7) 309 PROJECT TOTAL: SITES INVENTORIED IN 1991 The majority building type on the inventory is single-family residential. In key residential districts, i.e. the Community Church district, Hallam Lake, Smuggler Mountain, the West End and East Aspen Townsite, this is virtually the only building type. In the Main Street Historic District, the majority of buildings, though largely originally single-family residential, are now commercial conversions. In the Commercial Core Historic District, the majority of buildings were and remain commercial storefront. Properties from the outlying districts, i.e. Ute Avenue and the area west of Castle ! Creek, include buildings and site features from Aspen's mining era (i. e., farm buildings as well as cemeteries, brewery ruins, power plants, railroad bridges, and mine sites). The Shadow Mountain area includes early ski-era lodges and Boat-Tow #1, in addition to its mostly residential buildings. 1 Some general observations can be made, based on the limited time expended in updating this inventory: 1. The overall Historic Resource for the City of Aspen can be considered to be at risk due to economic pressures which are unique to the City's current ski-resort persona. The general pressure is towards both commercial and residential expansion. The & pressures manifest themselves in alterations to an invidual building's style/materials/ detailing, to its scale, to its context, and finally as a threat to its very existence. These pressures also manifest themselves as a parallel force affecting and altering the style, scale and contextural characteristics of any given district. 2. An immediate focus of the Aspen Planning Department's Historic Preservation Officer over the past three years has been to close gaps in guidelines and to address clear and cohesive preservation goals. The development of a loophole-free system of legal and economic incentives is vital for the management of the above referenced erosion of historical context and of individual resources. 3. The degree of threat and speed of erosion differs from survey district to survey district. Those districts which remain relatively stable (although by no means unaffected) include the Commercial Core, Main Street, and the outlying areas (if only because these areas are not yet in the path of development pressures). The most at risk areas include the East Aspen Townsite (eight demolitions and seven recommendations to drop due to loss of historic integrity since 1986), and the West End (twelve demolitions and four recommendations to drop). The remaining districts can be considered to fall somewhere in the middle range of this continuum. * Please note that two 1986 Inventory sites were not resurveyed (The Aspen Institute and Riding Ring Rodeo Grounds) **Properties recommended to be dropped were evaluated qualitatively based on the following criteria: (1) Integrity of material, detailing, style features; (2) Integrity of massing and scale; (3) Integrity of context and contribution to context. 2 i =.Imal RECOMMENDATIONS The recommendations resulting from the completion of this inventory fall into the following categories: 1. COMPLETION OF THE 1991 INVENTORY 2. ONGOING INVENTORY MANAGEMENT 3. HISTORIC RESOURCE PLAN AND INTERFACE WITH OVERALL PLANNING DEPARTMENT 1 GOALS 1. Completion of the 1991 Inventory should include: a. Completion of the 1991 Inventory forms (possibly by a summer intern) as soon as possible. Attached is a sample inventory form highlighting the areas for which A&A was specifically responsible. The 1 remaining areas require review, coordination and completion. b. Assembly of missing National Register Nomination Forms as well as identification of new properties which may be eligible (see A & A's 1991 rating recommendations on "Master List", pages 9-15) and a strategy for completing nominations for those properties. c. Update of the City of Aspen Historic Inventory Map, preferably with a graphics revision to improve legibility and usability. Ideally, this mapping would be easily overlayed with the City Planning and Zoning mapping system. d. A 1991 or 1992 summer project to inventory and map the City irrigation ditch system so that it can be incorporated into the inventory and into the Historic Resource Plan. e. A summer 1991 documentation of Aspen Grove Cemetery, Ute Cemetery, and the Durant Mine, all of which were inaccessible at the time of this inventory due to snow. 2. An ongoing inventory management program is recommended so that properties and districts can be better tracked over time, and more informed decisions can be made regarding the fate of an individual property, or the course of the overall Historic Resource Plan. a. Assignment of permanent control numbers to each inventoried property would allow tracking of any given property through its "life". Some of the data to be tracked could include: the site's significance rating, contiguous historic resources, dates of changes in status, date of entry onto the inventory, number of sites on the inventory, etc. Note: A system other than or in addition to the property address system is suggested. b. Every 5 years the inventory and inventory map should be completely updated. c. The inventory tracking system should be tied to the Building Permit system so that resource updates occur on a continual basis and so that "red flags" are raised when a resource is threatened. 3. A Historic Resource Plan is recommended which would dovetail with overall City of Aspen Planning and Zoning Goals. The Plan would be incorporated into and reviewed at the time of any master planning. This Plan could address, but not be limited to the following: a. A Goal Statement which is consistent with overall Planning Goals, but specific to Aspen's Historic Resource b. A Statement of Objectives which derive from that Goal Statement and which are time- specific c. Provisions for ongoing coordination with Planning and Zoning i A statement for and description of a historic property ranking (Le. landmark, significant, contributing, and supporting) which would include the implications of that ranking on any legal and economic controls and/or incentives e. Provisions for the development of a comprehensive package of controls, incentives, public relations and public education, which will be supportive of the best preservation and utilization of Aspen's Historic Resource and consistent with the community's vision of its future. 3 1 -J I- Il'llll4 MN/â€¢â€¢01â€¢/ alâ€¢ 40' tle ,-,tttl t.r-Il . RECOMMENDATIONS continued The above recommendations by no means intend to be comprehensive, nor do they presume to take the place of more in-depth findings by those with greater understanding of the community and its resource. It is simply intended that they provide assistance, as deemed appropriate, with the on-going work of preservation planning. . 1 / f / 1 1 4 1 HISTORIC ARCHITECTURAL BUILDING/STRUCTURE FORM State Site Number: _ Local Site Number: * Dhoto-Information: FASP-* 100% -not o o Office. tr-69*shii-10 -Sauth--Range--*- West-Sectiod /' 1 - ing USGS Quad Name Aspen Year 1960 ~103 Â©liti (11 1442 - 15' * nvellayi;1-loylist' i EildingTor-.Structure-Namet Full Street Address: poti~06 r pro,11 Legal Description:~ *.? 0~e~~rial * S Ccuracy o ry map _Ina) city Aspen county Pitkin HÂ¥*wEi~ bistrict/Neighborhood Name: * 0*ner: Private/State/Federal * Owner's Mailing Address: ARCHITECTURAL DESCRIPTION < Suilding.Type: *rchitectural Style: Dimensions: L: _ X W: = Square Feet: Wilmberrof-Stories: * ~tuildingfplan (Footprint, Shape): * Landscaping or Special Setting Features: * Associated-- Buildings-,~T Features or Objects -4 Describe Material ana tunction (map number / name) : * For..the following categories include materials, techn-ques and styles in the description as appropriate: *oof: * Walls: * (Foundation /,Basement: * y thimney (s): * on\94 Windows: * field nbse-va tionb _ 4-(trom boorst * *orches: * boheral:Architectural Description: * V 5 1 * ./. I. *~lhâ€¢-iâ€¢-I -- -/Â·r/tw bs.e Â·.-,+, i...14 . Page 2 of 2 State Site Number Local Site Number * FUNCTION ARCHITECTURAL HISTORY current Use: * Architect: *Unknown original use: * Builder: *Unknown Intermediate Use: Construction Date: 1 Actual 1 Estimate 1 Assessor Roood On: * RODIFICATIONS AND/OR ADDITIONS < Minor * 4 Moderate * r Majot; r * - 24oved * . â‚¬I~a~~t photo d aral bescribe Modifications and Date: Â· nnS to 'Additions and Date: * or co td observations mpafIE t.lu NATIONAL/S~~~REGISTER ELIGIBILITY AND CRITERIA Is listed on _ National Register; State Register Is eligible for National Register; _ State Register Meets National Register Criteria: A B - C_ D E - Map Ial- Local Rating and Landmark Designation T 1 1 Significant: Listed on or is eligible for National Regist, - Contributing: Resource has maintained historic or - architectural integrity. 0 Supporting: Original integrity lost due to alterations, however, is "retrievable" with substantial effort. 1 - Locally Designated Landmark Â· Justify Assessment: * aginniated r,nntaxti ing :11@tgrigal In: ormation: * i . Other Recording Information Specific References to the Structure/Building: Pitkin County court- house Records; Sanborn and Sons Insurance Maps Archaeological Potential: * (Y or N) Justify: * Recorded By: * Date: * Affiliation: Aspen Historic Preservation Committee - City of Aspen 1 Project Manager: Roxanne Eflin, Historic PreBervation Officer/Planner 6 t.'* .,4 + VERIFIED BUILDING DEMOLITIONS Address Area Block 110 North Spring East Aspen Townsite 21 1018 East Hopkins 25 718 East Hopkins 28 720 East Hopkins 28 624 East Hopkins 29 624 East Hopkins 98 111 816 East Cooper 835 East Cooper " 112 ! 7th & West Smuggler West End 9 't 831 West Bleeker 12 726 West Bleeker 17 515 North Fifth 20 517 West North " 26 501 West Smuggler 27 437 West Smuggler 34 325 West Francis " 35 407 West Hallam " 36 215/219 West Hallam " 50 113 West Bleeker 58 639 North Fourth 99 170 North Park Smuggler Mountain 4 Sunny Park N. i 940 Matchless Drive " 3 Alpine Acres 930 King " na 300 West Hopkins Shadow Mountain 45 1 915 South Mill " na 222 East Hallam Community Church 71 203 East Hallam " 72 220 Puppy Smith Hallam Lake na Note: A&A could not locate 120 North Spring, East Aspen Townsite, Block #21 7 T 1 i re *--I â€¢â€¢ '9,1 .4, . , ". RECOMMENDED INVENTORY "DROPS" Address Area Block # 824 East Hyman East Aspen Townsite 31 990 East Hyman 32 H 1020 East Hyman 33 1031 East Hyman 34 - 1001 East Hyman 34 719 East Hopkins 104 801 East Hyman 111 407 West Hallam (demo?) West End 36 327 West Hallam 43 305 West Hallam 43 . 205 West Bleeker " 51 232 East Hallam Community Church 71 209 East Bleeker " 73 855 Gibson Smuggler Mountain na 860 Gibson na t 1 1 8 1 *hrk, , 4~ .. . . 0 . r ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: BLOCK: NAT. REG 80 86 91 SUP. STRUC. 100 East. Bieeker :Church 65 'N Y 101 East Haliam Church 65 NY 105 East*Hallam Church 65 N Y 110 East Bleeker :Church 65 . N Â· Y 12& Eagâ‚¬ Haliam Church :65 N Y 126 East Bieeker Church :65 127 Eaet Hallam :Church :65 N N 151 East Hallam Church 65 N Y 134 East Bieeker Church .65 N O 0 6 Y 216 Eaet Haliam Church 71 N - Q Q Y 200 East Bieeker ~ ~ Church Y * I I N 214 East Bleeker Church :72 . N 223 East Haliam Church 72 N 0 Y 232 East Bieeker :Church 72 N 044 Y '0+ Y 01 227 East Bieeker :Church :73 N 202 North Monarch :Church 78 N 212'North Monarch :Church 78 N Y 218 North Monarch Church 78 N N jib East Main Commercial Core 79 N N 330 East Main Commercial Core 79 Y N 101 South Mill Commercial Core 80 N ~ ~ Â· N 302 East Hopkins Commercial Core :80 N : - N 303 East Main commercial Core :80 Y - N 3080East Hopkins ~~ Commercial Core :80 N 0 - N Y Y 309 East Main Commercial Core 80 N N 315 East Main commercial Core 80 v *, N 3id East Hopkins commercial Core 80 N 02 N 300 East Hyman Commercial Core 81 N 309 East Hopkins Commercial Core 81 N N N 314 East Hyman :Commercial Core :81 N . O- N 328 East Hyman :Commercial Core :81 Y : I N 100 South Mill :Commercial Core .87 N N .. 406 East Hopkins .Commercial core 87 N . Q N 203 South Galena Commercial Core 88 Y ~ 0 N 204 South Mill ~ ~ Â·commercial Core Â· 88 YAAI N N 208 South Mill Commercial Core :88 VO N 209 South Gaiena Commercial Core 88 N Â·A 0000.. 000:040<II04OO00O40O~444 00..0. :0004....4. ..04.0. .0.0. 040â€¢â€¢04â€¢00 $ le--r. flit"Â· 7 :-1 D 'fit.0 .1 ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: BLOCK: NAT. REG SUP. STRUC. 426 East Hyman Â·Commercial core 88 N N 432 East Hyman commercial Core 88 N N 303-309 South Galena :commercial Core :89 N N 4ij East Hyman :commercial core 89 Y N 420 East Cooper .Commercial Core 89 Y N 425 East Hyman :Commercial Core 89 N N 506 East Main Commercial Core 92 Y N 104 South Galena ~ Commercial Core 93 N ~ *-1 N 130 South Galena Commercial Core 93 Y N 530 East Hopkins Commercial Core :93 N 0- N 532 East Hopkins Commercial Core :93 N <) N 533 East Main Commercial Core :93 N * N 534 East Hopkins Commercial Core :93 N - Cl N 220 South Galena :commercial core 94 Â¥ 0 ~7* N N 304-308 South Galena Commercial Core *95 N 312 South Galena Â·Commercial Core 95 N N 501 East Hyman Commercial Core 95 Y ? N 405-407 South Hunter :Commercial Core 96 Y N 501 East Cooper :Commercial Core 96 Y N -1 5jl East Cooper Commercial Core 96 N N ~ 5337 East Cooper :Commercial Core 96 N N 820 East Cooper East Agpen Townsite 111 N Y Y 824 East Cooper Â·East Aspen Townsite 111 N 935 East Cooper : East Aspen Townsite 118 N N 939 East Cooper :East Aspen Townsite 118 N Y 1012 East Hopkins :East Aspen Townsite 25 N O+ N Mil East Hopkins :East Aspen Townsite :31 N N Y 819 Eaet Hopkins :East Aspen Townsite :31 N 920 East Hyman .Eaet Aepen Townsite 32 NO N 1022 East Hyman East Aspen Townsite 33 N v N 1000 East cooper East Aspen Townsite 34 N Y 1006 East Cooper East Aspen Townsite Â·34 N Y 1020 East Cooper :East Aspen Townsite 34 N Â· Y 303 South Cleveland East Aspen Townsite 35 N N 305 South Cleveland* East Aspen Townsite :35 N N 307 South Cleveiand East Aspen Townsite 35 N . N 918 Eaet Cooper :East Aspen Townsite :35 : N Y N N 1004 East Durant East Aspen Townsite 37 1031 Eaet Durant East Aspen Towneite :40 N Â· N 623 Eas kine Â·East Aspen Townsite N N 625 Eas kins East Aspen Townsite N Â· Â· N 635 East Hopkins East Aspen Townsite .99 N n Y 2 4 6, ..0. 44.0.40<1000 06 0000-000600:00 240â€¢â€¢â€¢0â€¢44004 .4 I I a<I<IOOOO 1 00 0100011101:1:000 54.0...:.m.440040 ..4.4 ,Â·00000Â·000 00001 1:1:011.000 .1â€ž .â€ž.11. 14,+I...4, . 4Â·,iâ€¢ Â¥ .Â· ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: Â· BLOCK: NAT. REG SUP. STRUC. 1101 East Durant .East Aspen Townsite :na Â·N Y 600*East Bieeker :East Aspen Townsite :na N I - I AP Y Durant Mine :East Aepen Townsite :na N N 701 North Third Hallam Lake :100 N N 707 North Third :Hallam Lake 100 N . - N 311 Gillespie Hallam Lake 102 N L N 610 North* Third/329 Lake Hallam Lake 102 N N 620 North Third Hallam Lake 102 N Y 640 North Third Hallam Lake 102 N Â· N 710 North Third :Hallam Lake 102 N ~ .,IN 206 Lake Avenue 'Hallam Lake 103 Y . . . N 210 Lake Avenue Hallam Lake :103 N -. Y 212 Lake Avenue :Hallam Lake 103 N (3- N ,; U 220 Lake Avenue Hallam Lake 103 N * - N 240 Lake Avenue Hallam Lake idj N 00 N 320 Lake Avenue Hallam Lake 103 N jjO Lake Avenue Hallam Lake 103 N Â· Y 514 North Third :Hallam Lake 40 N 0 0- N 525 North Second :Hallam Lake 40 Y N ~ 423 North Second :Hallam Lake 41 N . .. .1 .N 202 West Francis Hallam Lake 48 N 8 0- N 225 West Smuggler :Hallam Lake 48 NO:O 0- N 48 0+ N 229 West Smuggler Hallam Lake N t.x 234 West Francis Hallam Lake Â·48 Y Y 201 West Francis Hallam Lake 49 Y ~- Y 120 West Francis :Hallam Lake 55 N / /- Y 126 West Francis Hallam Lake :55 N -0-1-0 Y 414 North First Hallam Lake .55 N 100 West Hallam Hallam Lake :56 N Y . .t..... N 123 West Francis Hallam Lake :56 Y 124 West Hallam Hallam Lake 56 N 00 0- Y 135 West Francis Hallam Lake 56 N ~+ N . 3i4 Glilespie :Hallam Lake 91 N Y 330 Gillespie Hallam Lake 91 N Y 101 Puppy Smith :Hallam Lake :na N Y 220 Puppy Smith :Hallam Lake na N N Aspen Brewery Ruins :Hallam Lake :na N N Triangie Park :Hallam Lake :na N N 706 West Main Main Street .18 N N 714 West Main Main Street 18 N N 701 West Main Main Street 19 N Y 709 West Main Main Street 19 . N O '~0 Y 21.1 0040004'0001000 01 O 440 000 111:0001 g 1 004.004. O .O.tile... 1 24 : 00â€¢â€¢00 01 0 00<14â€¢0<1 tre.le-I nED ./'â€¢14 M....:1 .4, j ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: BLOCK: NAT. REG SUP. STRUC. 604 West Main :Main Street :24 N N 612 West Main :Main Street 24 NY 616 West Main Main Street :24 N N 611 West Main :Main Street :25 N Y 627 West Main Main Street :25 N N 633 West Main Â·Main Street .25 N N 500 West*Main Main Street 30 N N 518 West Main 'Main Street 30 NO N 527 West Main Â·Main Street 31 N N 400 West Main Â·Main Street .37 N~ 0' *4 N 430 West Main Main Street 37 N .~ - /~ N 300 West Main :Main Street 44 N : :O+ N 320 West Main Main Street 44 Y '~ 1-4 Y 328 West Main Main Street 44 N N 332 West Main ~Main Street 44 N *+ N 333 West Main Main Street 45 N N 205 West Main Main Street 52 N N 6 211 Weet Main :Main Street Â·52 N N 122-lj2 Eaet Main :Main Street 58 N N -â€¢ 125 West Main :Main Street 59 N : N 135 West Main :Main Street 59 N : N 128 East Main 'Main Street 66 N N 202-208 East Main *Main Street 73 N ~_ N 2i6 East Main Main Street 73 N N i65 South Monarch Main Street 74 - N 201 East Main :Main Street 74 N ~+ N 221 East Main :Main Street 74 N 0+ N 227 East Main Main Street :74 N N 205 South Third Street .Shadow Mountain 39 Y Y 325 West Hopkins :Shadow Mountain 46 N N N 200 West Hopkins Shadow Mountain 52 N N N 212 West Hopkins Shadow Mountain Â·52 N N 222 West Hopkins Shadow Mountain 52 N N 205 West Hopkins Shadow Mountain :53 N 0+ N 214 West Hyman :Shadow Mountain :53 N N 216 West Hyman :Shadow Mountain 53 N 311 South First Street :Shadow Mountain 54 N - -* N U U 4 134a West Hopkins Shadow Mountain 59 N ~ *A N ij4b West Hopkins Shadow Mountain 59 N N 135 Wes kins ~ Shadow Mountain N 3 8 8+ Y 101 Eas kins :Shadow Mountain N QÂ·(1 () N lij East Hopkins Â·Shadow Mountain :68 N .~ 0 ~- i 2% O.00. ...09..1.4..0 .......0..0.00..00 2 440<344:0<1 0 CIO O. O 2 000:0.... <300104.00.00 ..0000.0040.00â€¢001 4 4 0,46 ./1 1 ...1. , ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: BLOCK: NAT. REG 86 91 SUP. STRUC. 118 East Cooper Shadow Mountain 69 N O 0- N '0. 124 East Cooper Â·Shadow Mountain 69 N Y 710 South Aspen :Shadow Mountain 7 Eames N Y Lift tone/Boat Tow :Shadow Mountain :7 Eames Y 1 Y 135 East Cooper :Shadow Mountain 70 Y - Y 208 East Hopkins shadow Mountain 74 N :A N 2id East Hopkins shadow Mountain 74 N O Y 201 East Hyman Shadow Mountain 76* N A Y 101-109 Juan Street :Shadow Mountain Â·na N - N 470 North Spring Smuggler Mountain 1,2,3 Oklahoma Flats N O N Y 950 Matchless Drive :Smuggler Mountain :2 Alpine Acres N 930 Matchless brive :Smuggler Mountain :4 Alpine Acres N Q Y 920 Matchless brive Smuggler Mountain 5 Alpine Acres N N 0 8 0+ 390 North Spring Smuggler Mountain 5,6 Oklahoma Flats N Y 230 North Spring Smuggler Mountain Â·7 Oklahoma Flats N Q O 0- N 100 North Park Smuggler Mountain na NQQ Y 101 North Park Smuggler Mountain Â·na N Q Q N i06 South Park Smuggler Mountain na N - N 165 North Park :Smuggler Mountain na N ~ N = 17 Queen :Smuggler Mountain na N - ~?: Y 0 Â·Â· - Â· N 520 Walnut :Smuggler Mountain na N - 557 Walnut :Smuggler Mountain na N - N 590 North Mill/Aspen Electric Smuggler Mountain na N * N 590 North Mill/Sheeley Bridge Smuggler Mountain :na Y Q N 920 King :Smuggler Mountain :na N ' Q . Y 925 King Smuggler Mountain na N 0 - N 935 King :Smuggler Mountain :na N QÂ«Q Y 980 Gibson :Smuggler Mountain :na N t) N 990 Gibson :Smuggler Mountain :na N :0: Y Aspen Grove Cemetery Smuggler Mountain na N .-.0 N 720 Bay Smuggler Mountain :Oklahoma Flats N O 0 0 Y nno N 1280 Ute Avenue/Explosives Stora Ute Avenue . na N V v 0 1500 Ute Avenue :Ute Avenue :na N N Glory Hole Park :Ute Avenue na N --6 N Ute Cemetery~ * :Ute Avenue na N * *- ~ N i080 Power Plant/Castle Creek Po:west of Castle Creek na N -:,i, N Y Marolt Barn and Salt Shed :west of Castle Creek na Y - Marolt House west of Castle Creek na N - 0 ~+ Y Red Butte Cemetery ~west of Castle Creek na N Q.:.0?.Â£St N Rio Grande Railway Bridge Â·west of Castle Creek .na N B'i :+ 834 West Hallam West End io N 700 wemt Francis West End 15 N__~33__CE. (1 Y ZOO. 1.. 404 1000 1.0 1-1110.0 01 <141â€¢4<1â€¢<10*00 00<10.<10â€¢000000 dir,-1Â·Â·,l/ â€ž, w . 1.4 . 1 -7.=-1,11 .Â¢697111.1 . â€ž.4.1 1- ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: BLOCK: NAT. REG 80 86 SUP. STRUC. 701 West Smuggler :West End 15 N Q N 712 West Francis West End :15 N Q Y 715 West Smuggler :West End 15 N. N 716 West Francis :Weet End :15 N . . Il Y 716 West Haliam West End .16 N O Y 117 North sixth :West End 18 N O N 735 West Bleeker West End 18 N () Q Q N 505 North Eigth West End Â·2 N N 610 Weet Smuggier West End 20 N : ~. N 421 North Fifth West End 21 N Y 609 West Smuggler :West End 21 N 0.0+ Y 610 West Francis West End :21 N : 07 N 629 West Smuggler :West End :21 N ;I Y 610 West Hallam :West End 22 N Q Y 620 West Haliam Â·West End 22 N Q Y 601 West Haliam West End 23 N - N .. 620 West*Bleeker West End :23 Y 121'North Fifth :West End 24 N 635 West Bleeker :West End 24 N . C).C)+ Y * 500 West Francis West End :27 N - Y 513 Weet Smuggler :Weet End 27 N ,0 ~: N 522 West Francie :West End 27 N C) (1 0- N 3i9 North Fourth West End 28 N N 504 West Hallam West End 28 N Y 523 West Francis West End 28 N Q.QÂ·Q Y 530 West Hallam :West End 28 N *AL- N 533 West Francie :West End N 0.00+. N 500 West Bleeker West End 29 N O~~ Y 525 West Hallam :West End 29 N HY 553 West Hallam :West End N O..O .Y 120 North Fifth West End *jo N On Y 513 West Bleeker West End 30 N A Y 400 West Smuggler :West End 33 N O Y 406 West Smuggler Â·West End 33 N I N 434 West smuggier ,West End :33 N ~ 'Â· Y 515 North Third West End :33 N : j O- Y 420 West Francis West End 34 N I Y 432 West Francis :West End 34 Y 11- Y 0- Y 403 West --allam West End 36 N 421 We ilam .West End 6 N O Y . 442 We eeker 2West End 6 Y Y 320 Weet Hallam Weet End *42 N 'Y 0.0 0.000 000'0000'â€¢000 0014'0000000 2 60â€¢00<1 .....400 O 010 000'000 # 1, * ....90 ...lieN 1 ./ ASPEN: 1991 HISTORIC INVENTORY MASTER LIST ADDRESS: AREA: BLOCK: NAT. REG 80 91 SUP. STRUC. 334 West Hallam Â·Weet End 42 Y :O;~ N Y 323 West Hallam West End . 43 N 64 N 333 West Bleeker West End 44 Y : Y 214 West Bieeker :West End 50 N Y 229 West Hallam West End 50 N 7 : ON 233 West Hallam West End 50 N ~ O- N 213 West Bleeker West End 51 N O- Y 215 West Bieeker West End 51 N Y 217 West Bleeker West End :51 N Y 233 West Bieeker West End :51 NY 121 West Bieeker :West End :58 NY 129 West Bieeker :West End :58 N N 131 West Bleeker :Weet End '58 N : N 500 Weet North West End 99 N N 515 Gillespie West End 99 N Q.~ . Y .... ... 0.00011 0000 g 04'000'00000 00000..4 g1. MESSAGE DISPLAY Kathy Strickland From: Roxanne Eflin Postmark: Aug 29,91 8:49 AM Subject: HPC meeting last night Message: I think the tape went off before we were done. We adjourned after discussing the Inventory project - please have the minutes reflect that a worksession was scheduled for Wed. Sept. 18, noon, meet at LCify Hall, have lunch and an orientation, then do a field study the rest of the afternoon of all recommended drops and adds, with maps and inventory forms. We will then decide when to schedule our public hearings after we have the worksession. Thanks. I think we adjourned around 7:00. PS. BIG DISCUSSION ABOUT THE NON-APPROVED DEMO OF THE HISTORIC WINDOWS AT MCCARTHY'S PLACE ON BLEEKER (214?) ------- 41